EAST MARLBOROUGH TOWNSHIP

PLANNING COMMISSION

MNUTES OF APRIL 27, 2004

Mark Benzel, chairperson, called the meeting to order at 7:35pm in the Township building. Commission members present: Susan Beach(7:45pm), Chris Kimmel, Pat Montague, Nancy Olson and Richard Pratt.

The minutes of the March 30, 2004 meeting were not available. They will be received at the June 1, 2004 meeting.

Public Comment: none

Agenda:

I. Chevrolet Dealership Conditional Use Request: no representation

II. Greenbriar Conditional Use Request:

            Christine Camp represented the applicant and presented a site plan for an11.9 acre site given conditional use approval in 1996. Request is to modify previous conditional use. Instead of a restaurant (1 structure) the applicant’s revised plans include 2 structures: a drug store (Walgreens) and an office/retail building. Discussion included the following items:

1)                          Zoning ordinance requirement that 10% of paved area be landscaped and how the applicant plans to meet this requirement and how the 10% is determined by the township. Previously approved structure had approximately 6,500 square feet. New plans call for a total of 18,000 square feet with increased paved areas.

2)                          Zoning ordinance buffer requirement discussed. The neighboring property owner(Jikino)has worked with Greenbriar to included access between the two areas. Greenbriar is seeking waiver of buffer between the two properties. The applicant was advised that the Planning Commission does look for adequate landscaping.

3)                          Additional discussion included building design and style, usage of the office/retail space and traffic impact.

No action taken. The Planning Commission advised the following:

A.     Interior landscaping is an issue.

B.     The Commission does not favor relaxing the buffer zone requirements.

The applicant’s representative reported that the township engineer just received the plans.

p. 2 April 27, 2004

III. Dewson Property Conditional Use Request: no representation

It was brought to the attention of the Planning Commission that the Dewson representatives have determined that they did receive conditional use approval from the Planning Commission and will meet with the township supervisors.

The Planning Commission stated that no preliminary approval granted. The Commission strongly declared that the Planning Commission should see the plans again and give preliminary approval before the applicant goes to the township supervisors.

At the previous month’s meeting several designs were presented by the applicant as to the design of the cul de sac and the lot configurations. The Commission does not know which of these designs are being taken to the township supervisors.

Several neighbors in attendance reported that they have met with the architect to voice their concerns about the following issues and how they impact adjacent properties:

1.      lighting on the rear of the houses

2.      currently establish grove of cherry trees

3.      access to Marlboro Spring Road

4.       landscaping plans between the properties

5.      storm water plans

6.      fencing

7.      actual designs of the backs of these homes/roof lines, etc.

8.      A letter from Mr. Frank McGrail read and his very valid concerns noted.

The concern is the site line access safety issues onto Unionville Lenape Road/school bus safety concerns.

The neighbors were advised that the township engineer will study the plans and report to the Planning Commission.

The Planning Commission Board members plan to walk the property.

The Planning Commission continues to see the need to review and make recommendations relating to cul de sac issues and configurations that often come to the Board’s attention. The current requirement restricts the length to 500’.

IV. Neighbors of Bentley Development along Route 1

A.     Spokesperson Henry Fisher wishes to go on record as to the quest of the developers to gain access from the development onto Greenwood Road via a neighbor’s property. This property owner has been approached on numerous occasions per this issue. There is concern that such access would result in a shortcut route to reach Greenwood Road from Route 1. The Planning Commission stated that there is no known design for this access plan.

New Business

1. Commissioner Susan Beach brought to the attention of the Planning Commission the condition of the storm water situation at WalMart. There currently exists excessive standing water situations at site drainage basins. Chairperson Mark Benzel noted that this issue has been addressed with the owners and that the current standing water will be resolved once the area’s stage of development design is completed.
2. Additional note was made of this same situation at the Rockford Crossing Estates along Doe Run.
3. The site distance for exiting and entering Traditions onto Doe Run Road presents possible problems for some drivers. Chairperson Mark Benzel reported that he had driven this access from both directions and the distance does meet adequate standards of requirement, though because of a slight dip and crest, it may seem to the driver that the site line is not sufficient.

There being no additional business the Board adjourned at 9:10pm.

Respectfully submitted,

Ruth Plaugher, Secretary